Best Practices for Building Owners Under Local Law 11

Local Law 11, essential for maintaining the safety and integrity of building facades in New York City, requires owners of buildings over six stories to conduct detailed facade inspections every five years. Adhering to this law is not just about compliance; it's about prioritizing the safety of residents and pedestrians, and preserving the value of your property. Here are some best practices that can help building owners manage their obligations under Local Law 11 efficiently and effectively.

Stay Proactive About Inspections

The cornerstone of Local Law 11 compliance is the regular inspection of building facades. To avoid penalties and ensure safety:

Schedule Early

 Arrange for inspections well ahead of the deadline. This allows ample time for any unexpected repairs.

Choose Qualified Inspectors

Only work with Qualified Exterior Wall Inspectors (QEWI) who are licensed and have a proven track record with Local Law 11 inspections.

Understand the Inspection Results

Knowing what the inspection entails and what the results mean is crucial:

Educate Yourself

Understand the difference between the classifications of facade conditions—Safe, Unsafe, and SWARMP (Safe With a Repair and Maintenance Program).

Act on Recommendations

Quickly address any 'Unsafe' conditions to mitigate risks and comply with legal requirements. Plan and budget for 'SWARMP' repairs to avoid future hazards.

Implement a Maintenance Plan

Regular maintenance can prevent major repairs and compliance issues:

Regular Check-Ups

Conduct visual inspections and minor repairs regularly beyond the official Local Law 11 inspections.

Record Keeping

Maintain detailed records of all maintenance activities. This documentation will be invaluable for future inspections and in proving compliance.

Manage Documentation and Reporting

Accurate and timely documentation and reporting are critical to Local Law 11 compliance:

Timely Filing

Ensure all inspection reports and repair documents are filed with the Department of Buildings by the required deadlines.

Organize Records

Keep all related documents organized and accessible. This includes reports, repair details, and communications with your QEWI and the DOB.

Budget for Compliance Costs

Financial planning is essential to manage the costs associated with Local Law 11 compliance.

Set Aside Funds

Allocate a budget for inspection fees, repair costs, and any emergency interventions that might be necessary.

Plan for Emergencies

Establish a contingency fund specifically for facade-related issues to cover unexpected repairs or urgent safety measures.

Engage with Tenants and Residents

Keeping tenants and residents informed enhances safety and cooperation:

Communication

Notify tenants about scheduled inspections and any necessary repairs. Keeping everyone informed helps manage expectations and minimizes disruptions.

Safety First

Prioritize tenant safety during repairs and maintenance, ensuring that all safety measures are in place to protect residents and the public.

Conclusion

Local Law 11 is more than a regulatory hurdle; it's a commitment to safety and diligence in building management. By implementing these best practices, building owners can not only comply with the law but also enhance the longevity and safety of their properties. Proactive management, thorough documentation, and effective communication are key to navigating the complexities of Local Law 11 successfully.